10826 Freedom Dr · Bayonet Point, FL 34668

$89,000

2 bd · 2.0 ba · 672 sqft · Manufactured public records · 27 Days on market

Built 1974 $200/mo HOA ↓ 6% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under contract-accepting backup offers. WELCOME TO YOUR MARVELOUS HOME at 10826 Freedom Dr, Port Richey in the gated community of Senate Manor, a 55+ cooperative community in SUNNY Florida. This SUPERB 2 bedrooms, 2 bathroom single-wide manufactured home lies on a great lot with just over 4000 sqft in a NO CDD zone where there is NO LOT RENT! Key exterior features are covered carport parking, long driveway for parking of all your vehicles, rain gutters & easy-breezy TROPICAL landscaping that is taken care of for you. ENJOY the OPEN PATIO in the backyard or meet & greet your neighbors in your LOVELY front enclosed porch. When you step inside, you'll LOVE the OPEN FLOOR PLAN consi

Key facts

• Gated community
• Open floor plan
• Open patio

Tags

• GATED COMMUNITY
• NO LOT RENT
• COVERED CARPORT PARKING
• OPEN PATIO
• ENCLOSED PORCH
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Lease restrictions apply; Furnished; Association fee is required
• Financial info: Monthly HOA $200 (includes specified services); Total monthly fees noted as $200 and total annual fees $2,400
• HOA & community: Senate Manor HOA (monthly fee $200); Association amenities include clubhouse, fitness center, pool, spa/hot tub, shuffleboard court, recreation facilities, laundry, storage, gated access, maintenance (structure & grounds), management, pest control, private road, sewer, trash, water, wheelchair access, and deed restrictions; Association approval required; Buyer approval required; Senior community; Pets not allowed; Golf carts allowed; Sidewalks and street lights

Exterior

• Parking: Covered parking; Driveway; Golf cart parking; Ground level parking; Guest parking; Off-street parking; Oversized parking; Parking pad; 1-car carport
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; BB/HS internet available; Electricity connected; Water connected; Sewer connected
• Home design: Residential mobile home (single wide); One story; Northwest facing; Completed condition; Crawlspace foundation
• Construction: Metal frame construction; Vinyl siding; Metal roof / roof over; Year built not provided
• Exterior features: Covered, enclosed and screened patios/porches (front, rear and side) including a screened front porch; Patio and porch; Sliding doors; Exterior lighting; Private mailbox; Rain gutters; Shade shutters; Sidewalk; Storage shed/workshop; Workshop

Interior

• Kitchen: Microwave; Range; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Kitchen/family room combo; Living room/dining room combo; Open floorplan; Solid surface counters; Thermostat; Window treatments
• Laundry & utility: Laundry room with washer and electric dryer hookups; Inside utility

🏢 Co-op / cooperative unit. The $89,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (16.8% below list).
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $74k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 10.9% vs local median 5.3% in Bayonet Point — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#485 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities D+, commute F.
• Pasco (suburban): math 50% / reading 52% proficiency, ranked #32 of 73 in FL (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gulf Highlands Elementary School (math 29% / reading 32%, grade F, #1,862 of 2,144 statewide, top 88%, 714 students, 89% FRL); Fivay High School (math 20% / reading 28%, grade F, #529 of 667 statewide, top 80%, 1,610 students, 78% FRL) — zoned schools average 84% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 51% district-wide (-24 pts) — the specific schools serving this property underperform the Pasco average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 581 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 6,765 units permitted in Pasco County in 2024 (1,250 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pasco County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,091 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $53,760
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6515 Margaret Dr	0.59mi	2/1.0	672 (0%)	8mo	$50,000	$74	62
7215 Lofty Dr	0.71mi	2/1.5	672 (0%)	7mo	$94,900	$141	59
6506 Cathy Dr	0.49mi	2/1.0	689 (+2%)	14mo	$55,000	$80	58
6612 Roosevelt Dr	0.10mi	1/1.0 (-1)	576 (-14%)	11mo	$17,000	$30	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.12×
• Total profit: $-21,830
• Equity at exit: $13,270

10-year hold

• IRR: -40.8%
• Equity multiple: -0.36×
• Total profit: $-33,951
• Equity at exit: $7,695

Cash invested: $24,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34668

• Home prices YoY: -17.4%
• Rents YoY: 1.3%
• Active inventory: 581
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$200
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-84

Break-even live

Break-even rent $1,528

Max offer price $74,091

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-59	+0% $-84	+5% $-110	+10% $-135
Rent	-10% $-197	-5% $-141	+0% $-84	+5% $-28	+10% $28
Rate	-1.0pp $-40	-0.5pp $-62	base $-84	+0.5pp $-107	+1.0pp $-131

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	4d	1	0.50mi
7110 Tudor Ln Port Richey, FL	1.0	1.0	676	$1,310	$1.94	25d	1	0.50mi
11430 Rohrman Rd Port Richey, FL	1.0	1.0	700	$1,000	$1.43	6d	1	0.60mi
7213 Seward Dr Port Richey, FL	2.0	1.0	700	$1,500	$2.14	25d	1	0.66mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: landscapingsecurity

Listing history 12 events

1. 2026-06-08
   statusdays on market $89,000 Pending 27 DOM
2. 2026-06-07
   days on market $89,000 Active 26 DOM
3. 2026-06-04
   days on market $89,000 Active 23 DOM
4. 2026-06-03
   days on market $89,000 Active 22 DOM
5. 2026-06-02
   days on market $89,000 Active 21 DOM
6. 2026-06-01
   days on market $89,000 Active 20 DOM
7. 2026-05-31
   days on market $89,000 Active 19 DOM
8. 2026-05-02
   status Pending
9. 2026-04-16
   listed $89,000 Active
10. 2025-12-31
    historical
11. 2025-11-15
    price $84,900
12. 2025-07-30
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $921 · $77/mo
• Projected year-2 tax: $921 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,054
• − Mortgage interest: −$4,985
• − Property taxes: −$921
• − Insurance: −$5,564
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$2,400
• − Depreciation: −$2,589
• Taxable loss: −$2,134
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $-501/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pasco
• NCES district ID: 1201530
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 52% ▼ -5.00%
• Median HH income: $45,039
• Composite: 43.14/100
• National rank: #3074
• State rank: #32 of 73 in FL

Livability — Bayonet Point

• Score: 69/100
• State rank: #485
• US rank: #8934

Category grades

Amenities D+ Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pasco County · 524,098 people
• Metro: Tampa-St. Petersburg-Clearwater, FL
• Population (ZIP): 49,442
• Household income: $47,401
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2699.0

Population outlook (Pasco County) Hauer SSP2

• Today (2025): 570,045 people
• By 2030: 605,844 · +6.3%
• By 2040: 674,806 · +18.4%
• By 2050: 736,022 · +29.1%
• By 2075: 862,900 · +51.4%
• By 2100: 906,364 · +59.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 23% Two or more races 14% Black 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Cuban 5% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 14% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Pasco

• 2024 margin: Strong R (+25.2) · D 36.9% · R 62.1% · Other 1.0%
• 2008→2024 swing: -21.6pp toward R · 2008: -3.6pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+20.1 2016: R+21.6 2012: R+6.7 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.64%
• Current HPI: 359.7163
• Rent YoY: ▲ 1.28%
• Metro: Tampa-St. Petersburg-Clearwater, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-6.3% since first listed

5 events — show timeline

• 2026-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-04-16 Listed $89,000 Stellar MLS as Distributed by MLS Grid
• 2025-12-31 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $84,900 Stellar MLS as Distributed by MLS Grid
• 2025-07-30 Listed $95,000 Stellar MLS as Distributed by MLS Grid

Property tax history

+17.8%/yr

Latest (2025): $921 · +4.6% YoY. Source: county tax records.